There’s so much confidence in this neighborhood that a buyer, in the midst of a national recession, paid $791,500 or $154/sf for 6353 Double Tree Drive, see photo below. 6016 North Shore Drive sold for $464,000 in 1/2011 for $157/sf. A home on North Shore Ct is under contract for an unknown price and listed for $529,500 or $159/sf. Of course, these are homes on the lake and are the exception and not the typical sales price. For 2011, the median sales price for the year is $337,319 or $113/sf.

If there’s any negative report, it’s the 12% REO or sold foreclosure rate or 17 out of 140 total sales.

This home at 5741 Lake Shadow Drive sold for $355,000 or $129/sf in 6/2011

Entrance Sign

6353 Double Tree Drive (Private Entrance)

From 01/01/2006 to 08/28/2011, GBRMLS is showing 17 REO or Foreclosure sales in The Lakes At White Oak Subdivision out of 140 total sales or about 12%, which is fairly high for East Baton Rouge Parish.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2006 to August 28, 2011. This information was extracted on 08/28/2011. YES, this appraiser does have the permission of GBRMLS to use the chart above Subdivision Price Trends Report!

Author: Bill Cobb, Appraiser with Accurate Valuations Group

Tags: Baton Rouge Real Estate, Baton Rouge Homes, Baton Rouge Housing, Baton Rouge Home Appraisers, Baton Rouge Real Estate Appraisers, East Baton Rouge, Greater Baton Rouge, Baton Rouge Home Appraisal, Home Appraisals, Baton Rouge Realtors, Baton Rouge Real Estate Agents

The GBRMLS Trends chart below shows a substantial home price correction taking place within Baton Rouge’s Sherwood Forest Subdivision. The Average Sold Price Per Square Foot has declined from $80.66/sf in 2007 down to $68.61/sf in 2011, back to 2005 levels and a -15% correction. The Median Sold Price has declined from $181,000 in 2010 down to just $165,500 in 2011, a -9% correction (rounded). Some of this recent decline is due to foreclosure activity. And, the reason the chart shows a dip in 2009 to $165,000 was due to the devastating impact of Hurricane Gustav on this heavily treed neighborhood. In fact, there are still some homes that were renovated in 2009, after Hurricane Gustav in 2008, that are still on the market and haven’t yet sold.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2005 to August 23, 2011. This information was extracted on 8/23/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

Below is a compare and contrast showing the marketing differences in perspective of home listing photo at normal elevation versus elevated elevations. Local Real Estate Agents prefer to combine normal photos and elevated photos in their marketing plan for their listings.

This service is also included in Bill Cobb’s AVG Pre-Listing Appraisals whether those are ordered by Local Real Estate Agents or for those selling FSBO without an Agent, see Greater Baton Rouge Pre-Listing Appraisals

Tags: pap, pole aerial photography, pole photography, baton rouge, baton rouge real estate, baton rouge homes, Baton Rouge Real Estate, Baton Rouge Housing, East Baton Rouge, Greater Baton Rouge, Baton Rouge Realtors, Baton Rouge Real Estate Agents, Baton Rouge Homes For Sale, baton rouge real estate elevated photos

GBRMLS data for the Forest Oaks Subdivision revealed these interesting findings. From 2004 to 2009, the median sales price increased from $84,700 to $106,200. From 2009 to 2010 to 2011, median sales price declined from $106,200 down to $97,500 and $93,000. There are currently 13 MLS Listings from $46,500 to $115,000. Ten of these are active listing at an average price of $74/sf, which is substantially above market. In contrast, the 3 pending listings are pending at an average $54/sf and the 6 home sales in Forest Oaks in 2011 sold for an average of $62.88/sf. SO, If you plan on buying a home in Forest Oaks in 2011, ask yourself why these 10 listings are priced $10.67/sf ABOVE what the other 6 homes sold for and then order a Greater Baton Rouge Pre-Purchase Appraisalto make sure you don’t pay too much for Baton Rouge Real Estate.

CHART OF FOREST OAKS HOME SALES SINCE 2004

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2004 to July 26, 2011. This information was extracted on 7/26/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

According to the University Hills Civic Association website, “University Hills has one of the widest entrances of any subdivision in Baton Rouge. And, it has the one of the oldest and most historic live oaks on public property in the city. The larger Centennial oak has been estimated to be nearly 300 years old. (In 1979 , it was designated “Legacy Oak” 0002 by the City-Parish Beautification Commission, meaning that it was the second oldest live oak on public property in East Baton Rouge.) The other oak, on the corner of Delgado and Tulane Drives, is approximately 200 years old.”

Legacy Oak Designation Above!

The Homes Of University Hills Below Ranging in sizes from 768sf up to 4,168sf

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

THE GOOD NEWS!

There’s Confidence in the local Greater Baton Rouge housing market! The home purchase appraisal orders have really picked up this week with momentum like I haven’t seen yet this year. Just this week, we’ve seen a surge of orders for home purchases. Bill Cobb, Appraiser

THE NOT-SO GOOD NEWS!

Baton Rouge Business Report‘s Real Estate Weekly reports the housing market as “flat” in Louisiana and down in Baton Rouge.

According to the Businss Report, “The number of houses sold in Louisiana during the first quarter was virtually unchanged from the first three months of 2010. There were 5,604 homes sold through the end of March, according to figures from the Louisiana Realtors. That’s 0.6% more than the 5,568 homes sold through the first quarter of 2010. Houma-Thibodaux was the strongest metro market, with 202 homes sold during the quarter, a 14.1% increase over the first three months of 2010. The Lake Charles market also saw a double-digit percentage increase, with 289 sales, 10.3% more than the 262 sold in the first quarter of 2010. Home sales were up 7.9% in New Orleans to 1,837, 2.6% in Lafayette to 640, and 2.5% in Alexandria-Pineville to 248. Shreveport-Bossier City had the biggest sales drop, falling 12.8%. There were 775 homes sold during the first quarter, compared with 889 the year before. Monroe had a 4% drop in sales, to 388; and Baton Rouge was down 3.3%, to 1,225. Statewide, the average sale price of a home fell by 1.5%, from $177,381 to $174,687. For the rest of Real Estate Weekly, click here.

AND, LOCAL AGENT, RYAN SPENCER, OFFERS HIS UPDATE!

“1st Quarter 2010 to 2011 Avg. List Price $198,078/$192,161
Avg. Sale Price $191,506/$185,769
Avg. Days on the Market 95/104
List to Sale Price Ratio 96.68%/96.67%
Months of Inventory 9.19/10.76

The home buyer tax credit was in effect last year which may have boosted sales numbers in the first quarter of 2010. Despite tough economic times our market is still pretty strong overall. If you have any questions please contact me at 225-505-5619 or email me at ryan.spencer@coldwellbanker.com“

For Example, the GBRMLS Chart for Pointe South itself below shows a continuing upward direction for Median Sales Prices. This MLS chart for Pointe South shows the 4 solds in 2011 have increased the Median Sales Price to $259,450, a substantial increase over 2007, 2008, 2009 and 2010 when the Median Sales Prices were $234,000, $230,000 and $248,000. However, the second MLS chart below shows All competing solds since 6/2008 and a correction downward since 5/2010. Because Pointe South itself is performing well, no declining markets adjustments were applied.

The Chart below shows a correction since May 2010 for competing homes in general.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2008 to May 16, 2011. This information was extracted on 5/16/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

]]> http://www.batonrougerealestateappraisal.com/2011/05/zachary-la-home-appraiser-housing-update-2008-2011-pointe-south/feed/ 0 http://www.batonrougerealestateappraisal.com/2011/05/prairieville-la-house-appraisers-lakes-at-oak-grove-homes-sales-report-2011/ http://www.batonrougerealestateappraisal.com/2011/05/prairieville-la-house-appraisers-lakes-at-oak-grove-homes-sales-report-2011/#comments Mon, 09 May 2011 03:37:57 +0000 Baton Rouge Real Estate Appraisal http://www.batonrougerealestateappraisal.com/baton-rouge-real-estate/baton-rouge-real-estate-baton-rouge-real-estate/prairieville-la-house-appraisers-lakes-at-oak-grove-homes-sales-report-2011/ http://www.facebook.com/ascrebuzz – Prairieville La Home Appraisers: Lakes At Oak Grove Homes Sales Report 2011. Since May 2010, median sales price has risen 4%.

A recent home appraisal in and analysis of Lakes At Oak Grove Subdivision revealed this interesting finding. From 2008 to 2011, the median sales price has declined from $237,800 to $227,800 to $229,700 to now $235,000 into 2011 based only on 1 sale. So, 2008 was the post Hurricane Katrina “High” year followed by 2 years of declines. 2011 at $235,000 is higher than 2009 and 2010. Again, 2011′s $235,000 is only based on 1 sale while 2010′s $229,700 was based on 5 sales. The Listing-To-Sales-Price-Ratio at 98% is the highest since 2007.

TWO MLS CHARTS OF ALL HOME SALES SINCE 2005

The Chart below shows all home sales since 2005. The median sales price is still down -1.6% since the high in 2007. The median sales price has risen 4% since May 2010. But Again, this chart’s is greatly weighed upward based on this one (1) 2011 sale of $235,000.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2005 to May 8, 2011. This information was extracted on 5/8/2011. YES, permission was granted by GBRMLS to use Subdivision Price Trends Chart Report!

AUTHOR’S BIO:

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

Biggest Gainer In East Baton Rouge 70739. Zip Code 70739, the Central or Greenwell Springs market, showed a +16.2% increase in Average Sales Prices AND +6.2% in Average Sales Price Per Sq. Ft.. Central is a “hot” market viewed by locals as having a favorable school district. 70739 also showed a +9.4% increase in the number of home sales.

Zip Code 70818, another Central Market, showed less stellar results with +13.3% in the number of home sales, +1.4% increase in average sales price and +2.1% increase in average sold price per sq. ft.

Author Bio:

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

Accurate Valuations Group (Home Appraisals) has completed an analysis of the West Baton Rouge Parish housing market from First Quarter 2010 versus First Quarter 2011. The results are below. CLICK ON IMAGE BELOW TO ENLARGE.

This study explores ALL Single-Family Residential home sales for the three (3) zip codes below. In Q1 2010 there were 27 home sales versus 28 in Q1 2011. So, for 2011, number of sales were up by 1 or approximately +3.7%.

70767 Port Allen. For Zip Code 70767, home sales volume was down 14%, Average Sales Price was down -0.7% and Average Sold Price Per. Sq. Ft. was down -5.5%.

70719 Brusly. For Zip Code 70719, home sales volume was up 50%, Average Sales Price was down -11.4% and Average Sold Price Per. Sq. Ft. was virtually unchanged at 0.4%.

70710 Addis. For Zip Code 70710, home sales volume was up 18%, Average Sales Price down -9.9% and Average Sold Price Per. Sq. Ft. was down -2.7%.

These declines are consistent with the CoreLogic report on national home prices falling for the 7th straight month, as reported on Thursday, April 7, 2011. This is the trend for much of Greater Baton Rouge home prices.

Visit West Baton Rouge Appaisers Here

Visit West Baton Rouge Real Estate Buzz On Facebook

Author’s Bio:
Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

We provide property tax appeal home appraisals for East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish. Cities we cover are Baton Rouge, Zachary La, Baker La, Greenwell Springs La, Port Allen La, Brusly La, Addis La, Prairieville La, Gonzales La, Geismar La, Saint Amant La, Denham Springs La, Walker La, Watson La. Appeal your property taxes today.

NOTE: It’s Responsible To State Here That We’ve Found Less Than 13% Of Local Housing Is “Over-Assessed”. Over-Assessments ARE NOT A Major Problem Locally! Most Local Housing Is Fairly Assessed By Assessor Teams That Strive To Be As Accurate As Possible! See “VIDEO EXPLANATION” for Parish by Parish Results…And, In West Baton Rouge Parish, We’ve Found No Over-Assessments Year-To-Date! This is not a cheap shot directed at our public servants as this video is complimentary of them. Our Tax Assessors are fair and will generally make it right. Bill Cobb, Appraiser

Metra Area Home Builder, DSLD Homes, has found a sweet spot in the Zachary market! In approximately one year, DSLD has filled up the first filing with new homes…new homes the market likes and wants at affordable pricing! This is the same company, or partners, that purchased approximately $10,000,000 in lots in Ascension Parish in the past two years! DSLD is meeting a need in the Greater Baton Rouge housing market by building larger homes locals can afford!

Here’s My Video Posted On March 28, 2010, 1 Year To The Day!

Here’s My Video Posted On 3/27/2011 of Windsor Place

Author’s Bio:
Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:
Office: 225-293-1500, Cell: 225-953-0638
Fax: 1-866-663-6065
info@accuratevg.com
http://www.accuratevg.com/

Solds In Kildare Subdivision have varied from lows to highs in terms of the Average and Median Sales Prices by year from 2006 up to 2011. The variance in the these range from $45,000 up to $152,500 depending on how many REO or foreclosure sales took place in Kildare during any given year. For example, the average sales prices since 2006 were $100,600, $89,000, $137,000, $87,700 and $122,500, which is a very wide spread. With the exception of 2009, there were few sales in each year. 2010 Data is reported below and there has already been one (1) REO or Foreclosure sale in 2011 for $45,000 for an 1,872sf home on 0.55 acre lot. In 2010, there were two (2) unusually high sales for $152,500 and $175,000. The $152,500 sale was for 2,919sf on about 1 acre and the $175,000 was for a 4,907sf on large lot with pool, 2 kitchens and apartment. Average days on market in 2010 was 300 days with a weak listing-to-sales price ratio of 92%.

Average Sales Price: $122,500
Average Sold Price Per Sq. Ft.: $36/sf
Median Sold Price: $152,500
Number of Sales: 3
Low To High: $40,000, $152,500 to $175,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # MLS Listings: 2
Current Listings Prices: $75,000 To $89,900

Author’s Bio:

Bill Cobb is Greater Baton Rouge’s Home Appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 20 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2006 to March 23, 2011. This information was extracted on 03/23/2011. YES, this appraiser does have the permission of GBRMLS to use the chart above Subdivision Price Trends Report!

Video Link is: http://www.youtube.com/watch?v=W_Y3eTRa_D8

In this video, local home appraiser of 20 years, Bill Cobb, points out trends observations from the Area 53 housing market, generally from Essen Lane over toward Country Club of Louisiana area.

This is a “sub-market” study of homes 2900sf to 3450sf, from 11-15 to 16-20 years old, from approx. $300,000 up to $450,000 range. This is not a broad study but a limited study of homes comparable to a 3250sf home built in 1994 in the Bluebonnet 70810 market. The observations here are not broad or general, but specifics to these parameters.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of June 1, 2008 to March 6, 2011. This information was extracted on 3/6/2011.

In Missouri Acres in 2009-2010, the median sales price for the 5 GBRMLS sales was $238,000 with an average sold price of $119.64/sf. The low to high sales prices were $219,000 to $258,000. However, this market is very slow and the days on the market it takes to sell a home has been increasing over the past two (2) years above the $225,000 price ranges.

West Baton Rouge Real Estate Appraisers is an information source provided by local West Baton Rouge Parish Home Appraiser, Bill Cobb, and Accurate Valuations Group West. Bill has 20 years experience as a residential appraiser and updates his local network of sites weekly with reports, videos and audio reviews of local housing market conditions! Some of the videos on this site are housing market updates provided by Bill himself and others are videos of local homes for sale by area Agents.

http://www.batonrougerealestatebuzz.com/ is also a helpful resource for local West Baton Rouge Real Estate Buzz!

While Baton Rouge Real Estate Trends Dot Net reports on the broad or macro Greater Baton Rouge Housing Markets, Baton Rouge Market Metrics Dot Com reports on the individual subdivisions within the four (4) local Parishes that make up the Greater Baton Rouge Housing Market.

NOTE: Based on information from the Greater Baton Rouge Association of REALTORS®\MLS for the period of January 1, 2009 to December 31, 2010. This information was extracted on 02/13/2011.

Accurate Valuations Group Home Appraiser, Bill Cobb, took these photos last Fall of the new Baker Fire Department, Office of Emergency Preparedness & Homeland Security Buildings. Buildings dedicated to Avon R. Honey, La State Representative District 63 from 2002-2010 for his dedication and commitment to the Baker Fire Department and City of Baker. The official website for the Baker Fire Department is here! The Advocate Newspaper also has an article about Baker’s new $300,000 fire truck here from June 2010.

From their website, the “Mission Statement” of the Baker Fire Department is: “All members of this department guarantee to the residents and visitors of the City of Baker that we will provide dependable and professional service in a responsive fashion while showing care and compassion for those in need. We will do our best to rapidly and professionally mitigate all fire, rescue, medical care and hazardous material incidents and to protect lives, property and the environment through meticulous training, disaster preparedness, fire prevention and community education programs.”

As I was driving into Rambling Oaks Subdivision the other day, I noticed a new set of really nice Townhomes. I pulled into the development to see that the builder developer was Patterson Homes.

I contacted the Listing Agent, Treshur Jones @ 225-954-2460 to inquire about this new development. According to Treshur, “I am very pleased with the project and also think they are a great addition to the Central community!!” Also, Treshur stated, “2 are pending and I am currently waiting on the third contract right now. The HOA dues are now $800 for the year and that includes their insurance.”

There are 5 new townhomes ranging in living area sizes from 1,263sf, 1,383sf to 1,399sf listed from $145,900, $149,900, $159,000 and $164,900. The features are listed below from the GBRMLS sheets. From the online MLS photos, it appeared these were more upscale units with slab granite counters, upgraded appliances, really nice.

“GREAT ONE STORY TOWNHOMES IN THE HEART OF CENTRAL! HOMES HAVE OPEN FLOORPLANS WITH STAINLESS STEEL APPLIANCES & OIL RUBBED BRONZE FIXTURES. LARGE MASTER BEDROOM WITH LARGE CLOSET. MASTER BATH HAS DOUBLE SINKS. CONVENIENT COMPUTER NOOK. ENCLOSED GARAGE WITH PRIVATE COURTYARD ENTRANCE. PRIVACY FENCE IN BACK.”

These new units are great compliment to the Central Community! Bill Cobb, Appraiser

Tags: baton rouge for sale by owner, Baton Rouge Homes, Baton Rouge Housing, Baton Rouge Housing Market, Baton Rouge Real Estate, baton rouge real estate agent listings, Baton Rouge Real Estate Agents, Baton Rouge Real Estate Appraisers, Baton Rouge Real Estate Housing, Baton Rouge Real Estate Trends, Baton Rouge Real Estate Videos, Baton Rouge Realtor, Baton Rouge Realtors, Central City, Central La, Baton Rouge Townhomes, Central Community Townhomes, Patterson Homes

As a local Greater Baton Rouge Home Appraiser and local online real estate marketer, Accurate Valuations Group will now be able to offer semi-pro style photos for my PRE-LISTING Appraisal Clients along with HD Video Tours! Bill Cobb with Accurate Valuations Group recently made the investment in a Sony HX1 with 16mm ultra wide angle lens. The differences with the lens versus without the lens is impressive, see Before and After photos below.

BEFORE: Interior Photo Without The Wide-Angle Lens

AFTER: Interior Photo With The Wide-Angle Lens

Visit http://www.gbrprelistingappraisals.com/ for more details coming soon.

What Type Of Homes Qualify For Our Pre-Listing Appraisals?

Generally, homes in restricted subdivisions between the value ranges of $40,000 up to $500,000. Bill Cobb doesn’t perform Pre-Listing Appraisals on Complex or Extraordinary Homes or Rural Homes On Acreage.

What Is Our Service or Coverage Area?

Ascension Parish/County – Only Northern Ascension: Geismar/Dutchtown 70734, Gonzales 70737, Prairieville 70769, Saint Amant 70774 and Sorrento 70778

East Baton Rouge Parish/County – ALL

Livingston Parish/County – Only Western Livingston: Denham Springs 70706 & 70726, Livingston 70754, Walker 70785

West Baton Rouge/County – ALL

Photographing Greater Baton Rouge on Flickr @ http://www.flickr.com/photos/billcobb/

Windows Live Photo Gallery allows one to share photos and videos online, find the photos you’re looking for and make photos look great! And, it’s FREE!

Windows Live Photo Gallery 2011 Description: “Import photos from your camera, organize them into albums, and edit them so they look their best. Use powerful photo tools to create stunning panoramas, movies, slide shows, and more. When you’re ready to share, publish your photos and videos to your favorite websites like Facebook and Flickr directly from Photo Gallery.” Source: http://explore.live.com/windows-live-photo-gallery?os=other

Actually, I downloaded 6 more plugins that will allow me to upload directly to Twitpic, Facebook, Multiply, Auto Collage, Smugmug and Digital Frame.

http://www.batonrougerealestatetrends.net/

Greater Baton Rouge Appraiser, Bill Cobb, has performed a study on the number of “short sales” taking place within the Greater Baton Rouge Housing Market. This was a rather difficult study to complete because of the lack of designation of short sales within the local GBRMLS. In other words, there’s no box for agents to check that specifically states the reason for the sale was “Short Sale”. So, this makes the numbers below somewhat questionable because of the lack of a proper method for classifying short sales within the local MLS. This appraiser has made the suggestion for this to be corrected to GBRMLS.

Agents do sometimes state “Short Sale” in the “Remarks” and or “Realtor Remarks” section of the MLS Sheet. So, this appraiser searched “short sale” within the “Remarks” and or “Realtor Remarks” to discover the results below. NOTE: It’s believed that these numbers below are lower than the actual number of short sales taking place. And, it’s anticipated that with the Big Banks halting foreclosures for an unknown time period (moratorium), short sales will become more popular with the Big Banks, or so I have been reading.

NOTE: Data used with permission of the GBRMLS. Search dates are 1/1/2009 to 10/16/2010. Extraction date was 10/16/2010.

Short Sale Image Source: http://www.manausa.com/short-sale-proces/

Tags: Walker La, Walker Louisiana Real Estate, Collins Place, Livingston Parish Real Estate, Denham Springs Real Estate, Baton Rouge Real Estate, 70785

Castle Place was developed in the mid to late 1980s with a few homes built. New home construction resumed in approximately 2004-2005 with two quality levels: modular home construction (mostly in the rear section) and conventional home construction. There are still a significant amount of vacant lots in this development with some foreclosure activity noted in Legal News.

Solds In Castle Place from 1/2009 to 7/6/2010 revealed:
Average Sales Price: $138,683
Average Sold Price Per Sq. Ft.: $99/sf
Median Sold Price: $145,700
Number of Sales: 12
Low To High: $92,000 to $155,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # Listings: 3, 2 Are Foreclosures
Current Listings Prices: $119,900 To $171,900

Author’s Bio:

Bill Cobb is Greater Baton Rouge’s home appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 18 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

Data Used With Permission of the GBRAR MLS. Data was extracted on 7/6/2010 from periods 1/1/2009 through 7/6/2010.

Solds In Woodland Crossing from 1/2009 to 7/3/2010 revealed:
Average Sales Price: $149,374
Average Sold Price Per Sq. Ft.: $92/sf
Median Sold Price: $147,150
Number of Sales: 110
Low To High: $99,900 to $210,000
Number of Sold REO/Foreclosures Noted In MLS: 7
Current # Listings: 31, 2 Are Foreclosures
Current Listings Prices: $129,500 To $199,900

Author’s Bio:

Bill Cobb is Greater Baton Rouge’s home appraiser frequently called upon by banks, homeowners, and savvy real estate investors to assess property values. A home appraiser with 18 years experience, Bill Cobb brings a wealth of knowledge to the table as a home appraiser.

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

Data Used With Permission of the GBRAR MLS. Data was extracted on 7/3/2010 from periods 1/1/2009 through 7/3/2010.

Solds In River Oaks from 1/09 to 6/19/10 revealed:
Average Sales Price: $129,370
Average Sold Price Per Sq. Ft.: $87/sf
Median Sold Price: $132,500
Number of Sales: 10
Low To High: $78,000 to $158,000
Number of Sold REO/Foreclosures Noted In MLS: 1
Current # Listings: 5
Current Listings Prices: $118,000 To $225,000

Author’s Bio:

Bill’s company, Accurate Valuations Home Appraisal Group, serves Greater Baton Rouge (East Baton Rouge Parish, West Baton Rouge Parish, Western Livingston Parish and Northern Ascension Parish).

Contact Bill Cobb and Accurate Valuations Home Appraisal Group for your next home appraisal:

Office: 225-293-1500, Cell: 225-953-0638

Fax: 1-866-663-6065

info@accuratevg.com

http://www.accuratevg.com/

In this video, Greater Baton Rouge Home Appraiser, Bill Cobb, performs a pre-foreclosure driveby inspection somewhere in Baton Rouge.

Denham Springs resident and home appraiser, Bill Cobb, offers comments and advice on the holding pattern that Crystal Lakes has been in since this development began in approximately 2007.

I’ve watched Crystal Lakes for years now as my family and I have visited North Park and as I’ve driven down Burgess Road on my way to appraisal appointments. I knew why those first 5 and only homes weren’t selling and it had everything to do with “PRICE” in this Livingston Parish market. Let me say here and now that I believe Crystal Lakes will be a very nice development for the residents of Denham Springs when it’s more aligned with the overall pricing and quality that local residents can afford, which includes the $600/yr HOA Fee.

The developer is Spatz Development out of Chicago. I was told back in 2006 by Livingston Parish Builder, Dennis Calmes, that Spatz Development first went to New Orleans after Hurricane Katrina and told the City that they’d like to help with the reconstruction of new homes. It was told to me that NOLA basically told Spatz that it would take at least a year or two before he could obtain his permits to build. So, Spatz Development bought the land for Crystal Lakes where it was much easier to do business. Spatz Development was trying to accomplish a positive thing for the local community. But, like other local developers in the past 4 years, Spatz Development overshot the anticipated price these homes would eventually sell for in a market that turned to more affordable housing options – a market where $136/sf+ for new home construction isn’t and wasn’t at all sustainable. Maybe in California where incomes are higher, but not in Livingston Parish Louisiana and not in other parts of Greater Baton Rouge either.

I recently appraised one of the 5 homes on Adora Ave in Crystal Lakes for a sale….approximately 3 years after this home was built. Why? One local Realtor I spoke with for this report said it had to do with “PRICE”. They stated that the developer built the 5 homes in 2007 and then tried to sell them by builder for something like $145/sf. The Realtor Active Rain Network shows a blog post back to 2/5/2008, Denham Springs Crystal Lake Development Is On Fire!, but according to MLS, it wasn’t until early 2009 when these homes were finally listed in MLS.

Trying To Be Too Much? YES! According to the Realtor I spoke with and MLS, the 5 homes range in living area size from 1,528sf all the way up to 3,125sf living area. That’s too wide a variance when the listing prices ranged from $189,900 to $435,000 on the same street, within 5 lots of one another. ADVICE: Build homes closer in living area size and closer in pricing!

Too High Of Quality? YES! Oh Yes, these are high quality homes, quality you might see in the garden homes section of Greystone Golf where residents pay $150/sf+. Was building this high of quality in this Denham Springs market a mistake? Obviously since it’s taken 3 to 3.5 years to sell just 2 of these 5 homes, it was a mistake. NOTE: 2 of the 5 homes are currently pending. ADVICE: Lower The Quality Some To Lower The Price To Make These Homes More Affordable!

It’s Very Easy To Build Too High Of Quality Homes For Denham Springs Market! As I said about Juban Parc and other developments in Western Livingston Parish, this market is 80% affordable type housing served by DR Horton and PCC/Vicknair Builders. What’s selling in bulk now in Livingston Parish in terms of new homes is in the $135,000 to $150,000 range. This was all explained in the recent Baton Rouge Business Report article, The Real Estate Mogul Of Livingston Parish and I don’t refute the findings in that article. Mr. Thomason is building and providing housing that people can actually afford. He’s meeting a need that builders that expect $130/sf to $150/sf for their homes are not meeting. He’s a smart man that builds homes based on the incomes of the local residents and knows what they can afford as opposed to the builders that think they’re entitled to $136 + per sq. ft..

Mr. Thomason is so confident that he can continue to meet that need better than other builders that he purchased $10,000,000 in lots in 2009 in Ascension Parish. And, Mr. Thomason is selling homes in bulk while other local builders aren’t doing nearly as well as in the insane local housing markets of late 2005 to early 2008, with builders expecting $136/sf+ for their homes. That was then and this is the much more sane 2010s. $128/sf+ in Livingston Parish generally doesn’t work as some builders AND THEIR BANKS have found out the hard way. The residents that bought those higher quality homes in Juban Parc early on are learning this lesson the hard way as well.

Other Homes In Crystal Lakes!

MY ULTIMATE ADVICE! According to the Realtor I spoke with representing Crystal Lakes, the plan is to make the homes both smaller and similar in size. My advice would be to make this development similar to the home size and quality found in Willow Pointe S/D off Hatchell Lane, where the homes range in size from 1500sf to 1800sf and in pricing from $170K to $214K. In this appraiser’s opinion, Crystal Lakes would be more desirable of a development than Willow Pointe because of the older section of Kemberly Heights one has to drive through to get to Willow Pointe and that onerous left turn onto Hatchell Lane in the mornings. However, Willow Pointe is closer to Florida and closer to Interstate 12, which makes a big difference when there are no plans in action whatsover to make the commute from Crystal Lakes to Florida Blvd or Interstate 12 less grueling. That 2 mile difference in the mornings and evenings can seem like an eternity in the worsening traffic of Denham Springs. Traffic in Denham Springs is a complete nightmare and it doesn’t appear that much of anything is being done to to help us wake up from this daily nightmare. Why is Hatchell Lane still a 2 Lane road in 2010? I better quit now!

Bill Cobb, with Accurate Valuations Group, is and has been a local home appraiser for 18 years now.

Baton Rouge Home Appraiser, Bill Cobb, with Accurate Valuations Group, recently created a geographical competency map showing the main concentration of appraisal assignments since 2001.  Although Bill has been appraising homes since 1991, only the current data from 2001 forward was used for the map below.

CLICK TO ENLARGE